Loading...
HomeMy WebLinkAboutAgenda AGENDA Planning & Development Committee Regular Meeting 3:15 PM - Monday, September 14, 2020 Video-conference 1. Docket #15 a) D-176 Self Service Storage b) Daycare Fees c) D-178 Standalone Solar d) D-179 CD Zone e) D-175 Great Houses f) D-181 ADU Amendments g) D-182 SEPA Appeals h) Planning Commission Briefing 2. Emerging Issues in CED DOCKET #176: SELF-SERVICE STORAGE IN COMMERCIAL ZONES Planning & Development Committee August 10, 2020 Presented by: Paul Hintz, Senior Planner 425-430-7436 phintz@rentonwa.gov AGENDA ITEM #1. a) PROPOSAL D-176 requested by Economic Development Division of CED Currently, within commercial zones self-service storage facilities are only allowed as part of a mixed-use development in the Commercial Neighborhood (CN) and Commercial Arterial (CA) zones by Conditional Use Permit issued by the Hearing Examiner. Staff propose to prohibit self-service storage: in the Commercial Neighborhood zone: from properties at arterial roadway intersections; and from the City Center Community Planning Area. Staff also propose to better define the standards by which these facilities may be incorporated into a mixed-use development. BACKGROUND AGENDA ITEM #1. a) BACKGROUND Comprehensive Plan Policy -CN Zone: “Zone lands Commercial Neighborhood (CN) that provide goods and services on a small-scale to a surrounding residential neighborhood and that front on a street classified as a Principal arterial, Minor arterial, or Collector. The CN zone implements the Residential High Density land use designation.” Goal 2.1 of the City Center Community Plan: “2.1 Continue to support opportunities to create a more vibrant City Center where people live, work, learn, and play. In order to foster a City Center that is vibrant, new opportunities that attract people and businesses to the City Center should be sought, and existing efforts to recruit and retain businesses, to fill vacancies, and create retail opportunities should be supported. Continue to work with business leaders, property owners, employers, and employees to better understand their needs and concerns. Continue economic development efforts, including business retention, expansion, and recruitment strategies to ensure a dynamic, diversified employment base.”AGENDA ITEM #1. a) Self-storage is a land use that generates little to no activity, employment, or tax revenue and tends to take up large amounts of land and negatively impact the vitality of commercial corridors. These facilities tend to be of low-cost construction and have little maintenance costs and therefore are very unlikely to redevelop into other uses over time as rents tend to easily compensate for overhead costs. Staff propose some prohibited locations and refined standards because self-storage facilities are not in keeping with the CN zone’s Comprehensive Plan policy or the City Center Community Plan’s vision and goals. BACKGROUND AGENDA ITEM #1. a) BACKGROUND AGENDA ITEM #1. a) PROPOSAL AMEND RMC SO THAT SELF-SERVICE STORAGE IS PROHIBITED: in the CN zone; Property within 200’ of intersections with arterial streets; and within the City Center Community Planning Area. ADDITIONALLY, IN THE CA ZONE: 1.located within a multistory structure, limited to 40% of the net floor area of the building, and prohibited within the first 30’ on the ground floor along any street frontage. 2.At a minimum, leasable commercial space, entrances/lobbies, or management offices for the self-service storage must be provided on the ground floor at a depth of 30' along any street frontage. Averaging the minimum depth may be permitted through site plan review. 3.All commercial space on the ground floor must have a minimum floor-to-ceiling height of 18' and a minimum clear height of 15' unless a lesser clear height is approved by the Administrator. 4.Exterior colors, including internal corridors or doors visible through windows, must be muted tones.AGENDA ITEM #1. a) Planning Commission Public Hearing: September 16, 2020 NEXT STEPS Staff Contact: Paul Hintz, Senior Planner 425-430-7436 phintz@rentonwa.gov Planning Commission Deliberations & Recommendation October 7, 2020 AGENDA ITEM #1. a) D-177: REDUCED FEES FOR DAYCARES BRIEFING TO PLANNING & DEVELOPMENT COMMITTEE Katie Buchl-Morales, Associate Planner Long Range Planning Division August 31, 2020 AGENDA ITEM #1. b) One time payment by new development for capital costs of facilities needed by new development. •Jurisdictions planning under the Growth Management Act are authorized to impose impact fees for Transportation, Parks, Schools and Fire –Applies to new development or change of use permit issuance –May only be used for capital costs of new facilities IMPACT FEES •New growth pays a portion of the costs –Generates revenue for public facilities –Maintains services levels and quality of life standards –Reduces financial burden on taxpayers •Alternatives to paying impact fees –Raise local taxes –Reduced services levels –Deteriorating infrastructure AGENDA ITEM #1. b) Evaluate current fee structure and transportation impact fee rates on daycare centers. INTENT AGENDA ITEM #1. b) •Impact Fee Rate Study –Growth forecast –Established uses and fee amounts –Considered new uses (2016) •Impact Fee Rate Adoption –Daycares, $97.76 per square foot –Phased over 4-year budget cycle BACKGROUND AGENDA ITEM #1. b) Year 2016 2017 2018 2019 2020 2021 Percent of Total Amount (adopted fee) n/a 50%50%72%72%100% Transportation Impact Fee (price per sq. ft.) n/a $48.88 $48.88 $70.39 $70.39 $97.76 City of Renton Transportation Impact Fees for Daycares, 2016-2021 TRANSPORTATION IMPACT FEES, DAYCARES AGENDA ITEM #1. b) Jurisdictional Comparison: Transportation Impact Fees for Daycares TRANSPORTATION IMPACT FEES, DAYCARES Jurisdiction Rate (price per sq. ft., unless otherwise noted) Sammamish $13.44 Kent Downtown: $16.03, outside downtown: $21.66 (Average: $18.84) Auburn Downtown: $23.25, outside downtown: $31.42 (Average: $27.33) Shoreline $36.94 citywide Redmond Downtown: $54.06, Overlake: $55.93, outside of downtown/Overlake: $66.18 (Average: $58.72) Kirkland $25.94 SeaTac $43.29 Renton $70.39 North Bend $166.54 AGENDA ITEM #1. b) Reduce transportation impact fees for daycares to $48.88. STAFF RECOMMENDATION AGENDA ITEM #1. b) •Planning Commission Public Hearing: September 16, 2020 •Planning Commission Deliberation and Recommendations: TBD NEXT STEPS AGENDA ITEM #1. b) Katie Buchl-Morales kbuchl-morales@rentonwa.gov P: 425-430-6578 QUESTIONS/STAFF CONTACT AGENDA ITEM #1. b) DOCKET #178: SMALL-SCALE STANDALONE SOLAR ENERGY SYSTEMS Briefing to Planning and Development Committee September 14, 2020 Alex Morganroth, Senior Planner 425-430-7219 amorganroth@rentonwa.gov AGENDA ITEM #1. c) BACKGROUND D-178 requested by Current Planning Division of CED Currently, no specific standards or definitions exist in RMC related to ground- mounted (i.e. standalone) solar energy systems Few applications to-date, but expected to increase as costs decrease Photo via https://www.palomarsolar.com AGENDA ITEM #1. c) BACKGROUND Photo via https://www.solarwa.org/solar_pv Photo via https://www.palomarsolar.com Photo via https://www.sunwatts.com Benefits of Ground-Mounted Systems Avoids altering/impacting roof Sun tracking technology = increased efficiency Secondary uses (i.e. carport or other weather protection AGENDA ITEM #1. c) PROPOSAL Staff propose to adopt a definition of ground-mounted (i.e.) solar energy systems. Staff propose to adopt specific standards for ground-mounted (i.e. standalone) solar energy systems in all zones including: •Setbacks •Location •Maximum height •Impervious Surface/Building Coverage Due to fastpace changes in technology and wide range of solar energy systems available, no specific design standards recommended. Visual impacts and aesthetics to be mitigated through location and bulk standards.AGENDA ITEM #1. c) PROPOSAL Amend RMC to include specific standards for small-scale, standalone solar energy systems - Height:Shall not exceed the maximum allowed wallplate height for accessory structures in the zone. Setbacks:Shall be subject the setback minimums for accessory structures in the zone. Location:Shall be located in the side or rear yard. Locating in the front yard may be allowed with an approved Conditional Use Permit. Impervious Surface/Building Coverage:solar energy systems with grass or another pervious surface under would be exempted from building coverage or impervious surface calculations. If the area utilizes pavement or other impervious surface, the area would be included in both calculations. Amend RMC to include a definition of “Small-scale Standalone Solar Energy System”AGENDA ITEM #1. c) Planning Commission Deliberation and Recommendation TBD NEXT STEPS Staff Contact: Alex Morganroth, Senior Planner 425-430-7219 amorganroth@rentonwa.gov Planning Commission Public Hearing September 16, 2020 AGENDA ITEM #1. c) DOCKET #179: CD ZONE CHANGES Planning Commission Briefing September 2, 2020 Presented by: Paul Hintz, Senior Planner 425-430-7436 phintz@rentonwa.gov AGENDA ITEM #1. d) PROPOSAL Side and Rear Setbacks for Residential Floors Parking Facilities Lobby Space for Standalone Residential First Floor Height and Refinement of “Flat” Definition Minimum Density Staff recommend changes to Center Downtown (CD) zone development standards in order to better facilitate the vision and goals of the downtown as articulated by the Comprehensive Plan, Renton Municipal Code, the City Center Community Plan, the Civic Core Vision and Action Plan, and PSRC’s Regional Growth Center requirements. SUBJECTS AGENDA ITEM #1. d) SIDE AND REAR SETBACKS FOR RESIDENTIAL FLOORS Currently, the CD zone does not require a side yard setback or step-backs for multi-story buildings. A rear yard setback is only required if abutting a residential zone, in which case a developer must provide: either a 15 ft. landscaped strip; or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary. AGENDA ITEM #1. d) SIDE AND REAR SETBACKS FOR RESIDENTIAL FLOORS Yard Setback/Step-back Side and Rear (Unless Along an Alley) (For Walls Containing Living Room or Bedrooms Windows) First Story: 10 ft. Second Story: 10 ft. Third Story: 15 ft. Fourth Story: 15 ft. Fifth Story and above: 20 ft. AGENDA ITEM #1. d) Currently, in the CD zone all parking must be provided in the rear portion of the site, with access taken from an alley, when available. Parking cannot be located in the front yard, nor in a side yard facing the street nor rear yard facing the street, or located on the ground floor of buildings. PARKING FACILITIES However, staff wishes to clarify that parking facilities must: serve a building (not be standalone) not be between a street and building, be abutting (within 10 ft.) the sidewalk for buildings situated on or near the sidewalk (structured parking).AGENDA ITEM #1. d) LOBBY SPACE FOR STANDALONE RESIDENTIAL Lobby must be at least 20 ft. in width and min of 50% of facade Dwelling units on the first floor and within 10 ft. of sidewalk must be at least 2 ft. elevated above sidewalk grade.AGENDA ITEM #1. d) FIRST FLOOR HEIGHT AND REFINEMENT OF “FLAT ” DEFINITION Currently, the minimum floor-to-ceiling height for the ground floor of all mixed-use residential buildings is a minimum of 18 ft. Staff propose a minimum floor-to-ceiling height of 12 ft. to ensure appropriate building massing and continuity with mixed-use buildings. Additionally, staff recommend amending the definition of “flat” to specify that a common internal corridor is required. AGENDA ITEM #1. d) MINIMUM DENSITY Currently, the CD zone’s minimum density is 25 units/acre, which staff deem to be extremely low. Staff recommend increasing the minimum density to 75 units/acre. Administrative relief due to height limitations imposed by the Federal Aviation Administration AGENDA ITEM #1. d) Public Hearing: September 16, 2020 NEXT STEPS Staff Contact: Paul Hintz, Senior Planner 425-430-7436 phintz@rentonwa.gov Deliberations & Recommendation October 7, 2020 AGENDA ITEM #1. d) DOCKET #180: VESTING REGULATIONS Planning Commission Briefing September 2, 2020 Presented by: Angelea Weihs, Associate Planner 425-430-7312 aweihs@rentonwa.gov AGENDA ITEM #1. e) BACKGROUND The goal of this docket item is to narrow the scope of the City’s vesting ordinance. In Washington, the “vested rights doctrine” (or “vesting”) establishes that certain land use-related applications will be considered only under the land use-related laws and regulations in effect at the time that a complete application is submitted. The vested rights doctrine is codified in statute and local ordinances. AGENDA ITEM #1. e) CURRENT CODE Per Renton Municipal Code, Section 4-1-045C.1, vesting occurs with, the filing of a complete application and permit approvals including and limited to: a. Building permits (including but not limited to combo permits, grading licenses, and sign permits); b. Preliminary plats, final plats, short plats; c. Shoreline development permits; d. Conditional use permits; and e. Any other land use permit application that is specifically identified by the Washington State legislature as being covered by vested rights doctrine.AGENDA ITEM #1. e) PROPOSAL AND STAFF RECOMMENDATION Staff proposes to amend RMC 4-1-045 by eliminating Shoreline Development Permits and Conditional Use Permits from the list of applications that vest. AGENDA ITEM #1. e) NEXT STEPS Staff Contact: Angelea Weihs, Associate Planner 425-430-7312 aweihs@rentonwa.gov Public Hearing: September 16, 2020 Deliberations & Recommendation October 7, 2020 AGENDA ITEM #1. e) DOCKET 15 GROUP B D-181 ACCESSORY DWELLING UNIT AMENDMENTS BRIEFING TO PLANNING COMMISSION Katie Buchl-Morales, Associate Planner Long Range Planning Division kbuchl-morales@rentonwa.gov 425-430-6578 AGENDA ITEM #1. f) WHAT IS AN ACCESSORY DWELLING UNIT (ADU)? •Backyard cottage, granny flat, mother-in-law apartment, above garage apartment, carriage house unit… •Definition varies by jurisdiction •Fully independent from the primary residence AGENDA ITEM #1. f) •Additional rental income and property value •Housing for adult children, aging parents, or caregiver •Increases housing stock for market-rate and affordable housing •Socio-economic mobility •Reduced cost •Supports infill development •Low impact development THE MANY BENEFITS OF ADUS AGENDA ITEM #1. f) BACKGROUND •July 2009: ADUs in residential zones –Owner occupancy –Architectural compatibility –ADU Size •September 2012: ADU Review –ADU Size: 800 SQ. FT. or 75% of the primary structure –Height •October 2017: Fee Reduction –Transportation and parks impact fees, utility system development charges (utility hook-up fees), and land use review and building fees. •September 2019: ADU Review 2.0 –Eliminated the CUP, reduced/increased maximum unit size, flexible parking options, leniency for accessory building to ADU conversions, etc. AGENDA ITEM #1. f) BACKGROUND •Pre-Approved ADU program –Available to residential property owners –Contracted architect to develop ADU base plans •General Staff Review AGENDA ITEM #1. f) ADU HEIGHT INCREASE 1.Pre-approved ADU base plans: Allow the wall plate height of ADUs and carriage house units to exceed the wall plate height of the primary residence by 4’. –Proposals to exceed 4’ would require a modification. 2.Customer produced ADU and carriage house proposals: Allow ADUs and carriage house units to exceed the wall plate height of the primary residence. –All proposals would require a modification. AGENDA ITEM #1. f) CALCULATING UNIT AREA 3.Allow applicants to deduct the total area comprised by internal stairs from the total unit area. –All proposals would require a modification AGENDA ITEM #1. f) CALCULATING UNIT AREA, GARAGES 4.Include garages when calculating total unit size, except for when all of the living area is located above the garage.AGENDA ITEM #1. f) GARAGE & ACCESSORY BUILDING CONVERSIONS 5.Clarify that garage and accessory buildings proposed for accessory dwelling conversion are ineligible if they were expanded following the adoption of the code provision that exempted conversions from certain development standards.AGENDA ITEM #1. f) STAFF RECOMMENDATION 1.Pre-approved ADU base plans: Allow the wall plate height of ADUs and carriage house units to exceed the wall plate height of the primary residence by 4’. 2.Customer produced ADU and carriage house proposals: Allow ADUs and carriage house units to exceed the wall plate height of the primary residence. 3.Allow applicants to deduct the total area comprised by internal stairs from the total unit area. –All proposals would require a modification 4.Include garages when calculating total unit size, except for when all of the living area is located above the garage. 5.Clarify that garage and accessory buildings proposed for accessory dwelling conversion are ineligible if they were expanded following the adoption of the code provision that exempted conversions from certain development standards.AGENDA ITEM #1. f) •Planning Commission Public Hearing •September 16, 2020 •Planning Commission Deliberation and Recommendations •October, 12, 2020 NEXT STEPS AGENDA ITEM #1. f) Katie Buchl-Morales kbuchl-morales@rentonwa.gov P: 425-430-6578 QUESTIONS/STAFF CONTACT AGENDA ITEM #1. f) DOCKET #182: SEPA APPEALS Planning Commission Briefing September 2, 2020 Presented by: Jill Ding, Senior Planner 425-430-6598 jding@rentonwa.gov AGENDA ITEM #1. g) PROPOSAL 1.Amend the Environmental Review appeal language to allow administrative appeals regarding SEPA (State Environmental Policy Act) actions to the Hearing Examiner, consistent with other Type II land use decisions.AGENDA ITEM #1. g) BACKGROUND Started in 2001 for projects in the downtown and expanded to the Sunset Area in 2011 This proposed ordinance would reinstate the SEPA administrative appeal process to the Hearing Examiner by reverting to the code language for SEPA appeals that was in effect prior to Ordinance 5902. The SEPA appeal language was changed in Ordinance 5902 on 12/10/2018, to remove the administrative appeal process related to SEPA actions. This change has complicated the process for the public and for City staff. AGENDA ITEM #1. g) PROPOSAL 1.AMEND THE SEPA APPEAL LANGUAGE TO ALLOW FOR ADMINISTRATIVE SEPA APPEALS TO THE HEARING EXAMINER.AGENDA ITEM #1. g) Public Hearing: September 16, 2020 NEXT STEPS Staff Contact: Jill Ding, Senior Planner 425-430-6598 jding@rentonwa.gov AGENDA ITEM #1. g) #D-183 OTHER GOVERNMENT FACILITIES Planning Commission Briefing September 2, 2020 Angie Mathias amathias@rentonwa.gov AGENDA ITEM #1. h) BACKGROUND •The City’s table of permitted uses has a section called Other Community and Public Facilities •Under this category of land uses there are uses like cemeteries, social service organizations, and city government offices. •There is also a use titled “Other government offices and facilities”. •This use is permitted as a Hearing Examiner Use in all zones (Resource Conservation (RC) –Urban Center (CN)AGENDA ITEM #1. h) BACKGROUND •“GOVERNMENT FACILITIES, OTHER: Facilities of any unit of county, state, federal, or special district government. •Types of facilities include community centers, vehicle and drivers licensing offices, public works maintenance facilities, courts of law, school support facilities, and other types of county, state, school district, special district, or federal facilities. •This definition excludes offices, jails, parks, transit centers, park & rides, sewage treatment plants, schools, municipally owned golf courses or airports, and libraries.”AGENDA ITEM #1. h) BACKGROUND •Staff have identified two issues related to this item: •Offices and other facilities are very different in function, and they are excluded in the other government facilities definition •The uses listed as examples of other government facilities have varied impacts on the community •Specifically, maintenance facilities use large trucks AGENDA ITEM #1. h) STAFF RECOMMENDATION •Define Other government offices, put in use table and allow in the same zones and with same conditions as General offices •“The administrative offices of any level of government, where there is no direct provision of services to the public.” •Allowed in all commercial and industrial zones AGENDA ITEM #1. h) STAFF RECOMMENDATION •Remove Maintenance shops from the other government facilities definition •“Types of facilities include community centers, vehicle and drivers licensing offices, public works maintenance facilities, courts of law, school support facilities, and other types of county, state, school district, special district, or federal facilities. Unless, the use is otherwise identified in the use table” •The remaining uses are all very similar. People visit the facility and engage in some “business”. •Staff recommend removing this as allowed in low and medium density residential zones AGENDA ITEM #1. h) STAFF RECOMMENDATION •Define Other government maintenance facilities. •A facility used by a government agency other than the City as a place to maintain the equipment and facilities of the public agency, it may also include the storage of materials used by the agency in maintenance. •Allow in medium and heavy industrial zones AGENDA ITEM #1. h) COMMENTS OR QUESTIONS •City staff -Angie Mathias email -amathias@rentonwa.gov phone -425.430.6576 AGENDA ITEM #1. h) Planning Commission Public Hearing September 16, 2020 Planning Commission Deliberation & Recommendation September 30, 2020 NEXT STEPS AGENDA ITEM #1. h)